Advice needed re: Water Bill/Letting Agent

fluffy123

http://forums.moneysavingexpert.com/showthread.html?t=2006683&highlight=fluffy123

Hi all, I live in a rented flat though a letting agent and have had an ongoing issue now since October with the emergence of a huge water bill, which increased by 350% despite little change in circumstances. Anyway, tests have been done etc etc and it's emerged there is some sort of leak inside the flat causing the problem - which was found out in November roughly. Since then the bill remains in tact and despite numerous plumber visits trying this, that or something else, the problem still remains and we're still footing the bill fo the extra water costs which we haven't even used. We're constantly getting told a new part needs ordering, we wait 2-3 weeks that gets applied, the problem still remains and the cycle goes on.

I'm starting to get fed-up with how long this is taking....where do I stand with regards to this? what can I do as it's costing us extra and obviously, there is more water being wasted? I'd hope we can claw back the money already spent or at least put that towards an amended bill in the future, but even so...

Thanks in advance

BitterAndTwisted

If the leak is inside the property and was not caused by anything the occupants have done them the responsibility lies with the landlord. Do not communicate with your landlord other than in writing. You need to start putting pressure on them to get this leak fixed and at the same time you should remind them that you are not going to pay for the water which you have no control over and have not used. They can pay it.

N79

A rare case where a potential S11 breach has an easily identifiable and proveable non trivial consequence.

First you as the T are liable to the water company for your bill.

If the LL has failed to affect the repairs in a reasonable time then the LL should reimburse the T for the extra water costs from the expiry of a the reasonable repair time (eg if repair should take 1 month but LL incompetance / negligence means it takes 3 then T responsible for 1 months increased water consumption and LL should refund T for the other 2).

Of course the reasonable time period to affect the repair will depend on the nature of the problem. Ultimately it will be for a court to decide what is reasonable if it gets that far but I can not imagine what sort of repair could reasonably take 5 months.

fluffy123

Hi, thanks for your help. Certainly not disputing paying for any water that has actually been used and as far as I know, we were given a claim form to send to the water company to sort out what the true bill should be anyway....problem is we need the problem fixed to even begin to do this and it's more the fact that this is a fault that has taken since October to try to resolve and it feels like it is getting nowhere - so I'm wondering what my rights to start making demands for it to be fixed etc etc...threaten non-payment of rent until problem is completely resolved, for example? I just kind of feel like they're taking the rent money and just treating this rather poorly.

fluffy123

It's also more the fact that the plumber that they use isn't even sure what the problem is yet they keep sending him out and he keeps trying different things, ordering different parts etc without any great confidence that it's actually going to fix the problem.

N79

This post assumes that your water supply is working.

By all means start writing to your LL demanding that they fix the problem but you have no right to withold your rent. If you want you could follow the legal proceedure that allows you to arrange and pay for the repair yourself and then deduct this from future rent but for major potential structural problems like this I would advise against using this route - you would be liable for the repair. Ultimately your only option would be to leave the tenancy at the earliest opportunity that you have if the LL fails to fix the problem.

To be fair if no one knows what the problem is then it will be a bit tricky to fix!

fluffy123

Hi all, it has now been a full year since this matter first arised and the problem is still occuring - so I'm wondering what people think I can do now.


Around 2 months ago, the plumber made yet another visit and seemingly, finally established what was causing the problem. A minor link around the boiler. Now, being fair, I'm no plumber, but considering they messed around with parts for the boiler for 6 months beforehand, I was annoyed that this has been 'overseen', it wasn't something I'd expect a plumber to not check in 6 months.

So, plumber advises me part needed and they would liase with letting agent, fine. I don't hear anything from them for a month before getting in touch with them to be first questioned what the fault was again before then asked if I could wait two weeks as they were going on holiday. Two weeks passed, before I gave it a further two weeks to ask them when they were coming out. Heard nothing. Gave it another week before they agreed to come out last night to resolve the matter. Guess what? no visit.

I'm livid now. It's been a year, we're paying our rent on time and paying out extra expense and being messed around from pillar to post having to chase things up constantly and take time off work for visits etc and to add insult to injury, if this repair (when it happens) actually fixes the problem, its likely to be something they could have spotted months ago!

We'll soon receive next years water bill and I expect that to be astronomical as well whilst the problems remain. I left a quite stern voicemail with the letting agent last night and asked to be contacted back but as yet haven't heard back.

G_M

I don't understand how a 'A minor link around the boiler' (leak?) can result in a '350% increase' in water bill. That is a major leak, and surely would result in water sloshing around the kitchen (or wherever the boiler is)?

Are you sure they've found the problem.....

N79

My opinion remains the same as it did in February. Have you done what I suggested in my previous posts? What did the LL say about a reasonable repair period?

fluffy123

Yeah, sorry, I mean leak. It's hard to describe- but there's a part near the boiler which if you dry it, becomes wet again but the water can filter through. Apparently, this should be bone dry so the think it's just a minor but steady flow throughout the whole day, every day.

That's what they say, but as I say, they've checked around the thing for months so why have they missed that out? I don't know. I can only go by what they say and have been advising me for a year, it's utterly confusing for me now.

fluffy123

N79 wrote: »

My opinion remains the same as it did in February. Have you done what I suggested in my previous posts? What did the LL say about a reasonable repair period?

I'm through a letting agent therefore don't deal directly with any landlord, they've, in the past, said it's understandable that I've stated that it's been going on too long and agree with that but then say we'll send them out to sort the matter once and for all, and the cycle continues.

I'll be honest, the impression I get with chasing it constantly and not getting a response and then having to chase it again along with finding 'something' which doesn't work invariably gives me the impression that I'm being fobbed off for a few weeks and it's a case of 'brush the matter' under the carpet and hope it goes away. I can't honestly remember a time in the last year where it's not been me contacting them that's sprung them into action to come out and look or come out back out and try the solution they've said will sort it.

I could be wrong and maybe I am but that's how I feel.